Hard Money Lenders in Independence, MO | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inIndependence, Missouri

Fix and flip, DSCR rental and new construction financing for Independence investors. We do not lend our own money, we shop your deal across a 400+ lender network and come back with real terms you can compare on total cost.

Get a term sheet →Price an Independence deal

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO, October 2026

Price an Independence deal right now

Prefilled with a realistic Independence deal. Change any number and it reprices on the programs that lend in Missouri, with the same math as our term sheets.

Sizing your flip on the same terms as the term sheet. Get a real term sheet →

Financing a deal in Independence

Independence is Kansas City’s big eastern suburb in Jackson County, best known as Harry Truman’s hometown. Most of its houses went up between the 1940s and the 1970s, so the flip inventory is mostly brick and frame ranches, minimal-traditional cottages and split-levels, many with basements. Near the historic Square you’ll also find Victorians that are a bigger project. Entry prices sit below the metro average, which is what draws investors east of the Blue River.

Here, the buy is cheap and the resale is fast, so the margin lives in a tight scope. Buyers in Englewood, Fairmount and the northwest side compare your house with a dozen similar ranches, and they reward a clean, functional update over high-end finishes. The older blocks near the Square and the Truman home carry historic character and the review that comes with it, so plan exterior work accordingly. Get the price right and the house usually goes pending within a few weeks.

What an Independence deal looks like on paper

Independence example: $140,000 purchase, $50,000 rehab, $270,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1950s brick ranch with a full basement in northwest Independence: tear-off roof, panel upgrade, new HVAC, kitchen, bath, flooring and a sump pit so the lower level stays usable. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$169,000
Cash to close$32,979
Proof of funds to show$54,498
Where the $32,979 goes
  • Down payment (15% of the purchase)You$21,000
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,000
  • Title and closing (estimate at Texas rates)Title$3,171
  • Prepaid interest (15 days)Lender$464
  • Property insuranceInsurer$1,805
  • AppraisalAppraiser$550

Interest while you rehab: $941 a month on the $119,000 funded at closing, $1,337 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $8,019 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Fix and flip programs in Independence

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15% of purchase700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
First Flip, 10% Down110% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35% of purchase660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips40% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
Fastest Close (3 days)10% of purchaseNo minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  1. Rate 9.99% with 2% to 2.25% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 87.5% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  2. Rate 9.99% with 1.5% to 1.75% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 90% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  3. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  4. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% with 2% to 3% origination, set per file. Purchase plus rehab must fit under 70% of ARV.

Origination has a $2,000 minimum on most programs (a few lenders set a higher one, noted above) and our broker fee is 1% with a $2,000 minimum and a $10,000 maximum. These are the numbers our term sheets use as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

Where Independence prices sit right now

Before we price an Independence flip, we look at where sales in the city sit today. Your block can run well above or below these numbers, so treat them as the starting point, not the answer.

Redfin puts the Independence median sale price at $225K for the three months ending September 2026, up 3.1% from a year earlier, with homes selling after about 21 days on the market.

Median sale price, Independence (Redfin, 3 months to Sep 2026)$225K
Year over year change in median (Redfin)+3.1%
Days on market, Independence (Redfin)21

Sources: Redfin, Independence housing market

How an Independence file actually gets priced

Missouri is a non-disclosure state, so recorded deeds don’t show the sale price and appraisers rely on MLS closings. We comp Independence ranches against other Independence ranches, not against Lee’s Summit or Blue Springs, because lenders’ appraisers won’t cross that line either. Ninety days of closed sales in the same pocket of town sets the after-repair value. On a 1950s house we want the sewer lateral, the main panel and the basement walls in the scope before closing, since those three items blow up more Independence budgets than finishes ever do.

Jackson County reassessments have been contentious in recent cycles, so pull the current assessed value and the tax bill before you underwrite the hold. The Missouri River bottoms on the north edge and creeks like Rock Creek and the Little Blue carry floodplain, so check any low lot. Basements leak and walls bow in the clay soil here, and hail is the insurance conversation on nearly every roof. Electric service comes from the city’s own utility, Independence Power and Light, so set up service with the city when you close.

Who buys your finished Independence deal

The finished Independence house sells to a first-time buyer, often on an FHA or VA loan, or to a family priced out of the newer Jackson County suburbs. Those buyers need the house to pass an appraisal and an inspection, so repairs that matter to an underwriter come first. Rents here are solid relative to price, which makes a DSCR refinance a credible fallback when the resale comes in light.

What happens after you apply

Apply once and the whole Independence loan lives in the borrower portal: the term sheet you can accept and sign in the browser, where the loan stands, one place for documents, and the list of what the lender is still waiting on. These are real screens from the portal.

Capital Kings borrower portal: Welcome to your file
Welcome to your fileSign in and the term sheet is waiting, with every fee and who it goes to.
Capital Kings borrower portal: Where the loan stands
Where the loan standsApplication, appraisal, title, underwriting, clear to close.
Capital Kings borrower portal: Run the deal again
Run the deal againThe analyzer priced off your real numbers, before and after the appraisal.
Capital Kings borrower portal: What the lender still needs
What the lender still needsEvery open condition, what clears it, and who it is waiting on.

The full walkthrough is on how it works, and you can tour the borrower portal before you apply.

What we fund in Independence

Fix and flip

10%down on a first flip
Rates
from 8.99% at 760+ credit
With experience
0% down with 2+ completed flips, purchase plus rehab under 70% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in Missouri →

Rental (DSCR)

7.00%rates from, 30-year fixed
Qualify on
the rent, no W-2s or tax returns
Down
from 20% at 700+ credit
Good for
buy-and-hold, and the refinance when a flip becomes a rental
DSCR loans in Missouri →

New construction

95%of cost with a financed interest reserve, after 1 completed build
Rates
from 8.49% with 5+ completed builds
First build
85% of cost with a GC who has 5+ builds
Builds
single family to small multifamily
New construction loans in Missouri →

Where we lend in Independence

We broker deals across the whole Independence market. The submarkets investors ask us about most are Englewood (64052), Fairmount and the western edge (64053), Northwest Independence and the Truman Home area (64050), Maywood and central Independence (64052 / 64055), South Independence near 40 Highway (64055) and Northeast toward Sugar Creek (64056).

How long does a Independence loan take to fund?

You send the address, purchase price, rehab budget and your ARV, which takes about five minutes and no credit pull. We take it to the lenders in our network that fit it and are licensed in Missouri, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.

Independence hard money FAQ

Do you lend hard money in Independence?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Independence scenario across a 400+ lender network and bring back real terms instead of one lender’s rate sheet. The programs on this page are the ones whose lenders are licensed in Missouri, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Independence?
As of October 2026: Best Rate (15% down, from 8.99%); First Flip, 10% Down (10% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips); Fastest Close (3 days) (10% down, from 11.99%). Rehab is funded 100 percent in draws on every one of them, and we shop the file against the rest of the network before anything is signed.
How fast can an Independence hard money loan close?
As little as 72 hours. Most Independence fix and flip files fund in 5-14 days once the file is complete, and the 72-hour programs close that fast when title and insurance are ready. The First Flip, 10% Down program and the 7.5% Down, 3+ Flips program close in 21-30 days. The biggest delays are usually title issues or missing borrower documents, so getting those started early makes a big difference.
How much do I need to bring to close on an Independence flip?
The worked example on this page is a $140,000 Independence purchase with a $50,000 rehab and a $270,000 after repair value at 700 credit, first flip: $21,000 down (15% of the purchase) and $32,979 total cash to close, with $54,498 of proof of funds to show the lender. The lowest down payment for a first flip in Independence is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. Rehab is funded 100 percent through draws in every case. Run your own numbers in the calculator above, or send us the deal and we will price it.
Do you fund the rehab budget in Independence?
Yes, 100 percent of the rehab is funded, but it is a holdback released in draws rather than cash at closing. You pay for each phase, request a draw, an inspector verifies the work, and the lender reimburses. That means you need working capital to float the first phase, which is the single most common thing new investors miss on their first deal.
What credit score do I need for an Independence fix and flip loan?
One Independence program has no credit floor at all, it is priced on speed rather than credit. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 760 credit and origination steps down at 700 and 740. Credit matters less here than on a conventional loan because the deal carries the file, but it moves your rate and your leverage, so know where you stand before you make offers.
Can I refinance an Independence flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way an Independence flip becomes a hold. A DSCR loan qualifies on the property’s rental income rather than your W-2, so once the rehab is done and it is leased, you refinance out of the short-term hard money loan into 30-year financing. Worth deciding before you start, because it changes what finish level makes sense.
How do I comp a flip in Independence when Missouri hides sale prices?
Work through the MLS. Missouri doesn’t put sale prices on the deed, so a local agent’s closed sales are the real data, and the appraiser uses the same source. Keep the comps inside Independence and inside the same era of house, and lean on the last 90 days.
Can a first-time investor finance an Independence flip?
Yes. In Missouri a first flip can be priced at 15% down with 700+ credit (from 8.99%), 10% down with 660+ credit (from 9.99%) or 10% down with no credit minimum on the fastest-close program (from 11.99%). Programs that need completed flips: 7.5% down from 9.99% with 3+ flips; 5% down from 9.99% with 5+ flips; and 100% financing from 9.50% with 2+ flips when purchase plus rehab fits under 70% of ARV. The worked example uses a first-flip borrower, so the cash to close you see is the real number for a newcomer.
Micah Foster
Micah Foster
Founder & CEO, Capital Kings LLC
Micah brokers Non-QM and hard money loans for real estate investors across 38 states from his base in Texas. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.

What to read before you sign a term sheet

Hard money near Independence: Kansas City, Kansas City, KS, Olathe and Columbia. More Missouri city guides: Springfield and St. Louis. Or see everything we fund in Missouri.

Ready to fund your Independence deal?

Submit your scenario in about 5 minutes. We shop it and come back with real terms, not a generic rate sheet.

Start application →Get a pre-approval letter